Updated: October 12, 2018

Bourne conveyancing solicitor fees

No Move, No Fee conveyancing in Bourne

Conveyancing solicitor fees will be paid to your Bourne conveyancing solicitor for the legal work associated with moving home.

Do Bourne conveyancing solicitors work on a fixed fee basis?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in Bourne who offer services on an hourly-rate basis. Your conveyancing quote sets out all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as leasehold information packs or HMLR fees.

See: Complete list of conveyancing fees

How much will conveyancing in Bourne cost in total?

While conveyancing fees in Bourne will be the same as anywhere else in the UK, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a mining search, may be necessary.

There are no hidden fees or nasty surprises with Quittance. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Bourne

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

It remains, however, the duty of a Bourne conveyancing solicitor to investigate the property, and report back to the buyer and the lender, deal with any legal problems and ensure that the full legal ownership is transferred.

This section considers elements of the legal process for conveyancing solicitors in Bourne needing specialist legal knowledge.

Your Bourne conveyancing solicitor must be lender-approved

Before appointing a conveyancing solicitor in Bourne, you need to check that they can act on behalf of your mortgage lender, whether you are obtaining a mortgage from Barclays Bank, the Market Harborough Building Society or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders are only prepared to work with a select group (often referred to as a 'panel') of law firms.

If this is the case, the lender will need an alternative legal firm to complete the legal work, and you will usually need to pay this second lawyer's fees. This can frustrate or delay the process.

Your property purchase could be jeopardised by failing to confirm your property lawyer's lender panel status.

Quittance Conveyancing can perform the conveyancing for all lenders.

Conveyancing Searches (South Kesteven Council)

Searches will be applied for by Bourne conveyancing solicitors in order to identify any pertinent information that could possibly undermine the value of your home.

Lenders also need specific searches to be submitted. These include:

SearchDescription
Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitythere is a risk that some Bourne properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Purchasers will be told if your chosen lender wants any more searches, for example a highways authority search or a disadvantaged area search.

South Kesteven Council has a typical processing time of 24 weeks for LA searches, so your solicitor will instead order faster regulated searches.

Planning searches

Your conveyancing solicitor will obtain an 'Official Copy of the Title Register' from the Land Registry, helping to evidence potential planning issues, such as right of access issues or the title plan showing only very general boundaries.

South Kesteven Council Tax

The amount of council tax a homeowner in Bourne will pay to South Kesteven will depend on the property's value and the number of residents. E.g. the occupier of a Valuation Band E home in the South Kesteven area would pay annual council tax of £2,002.

A conveyancing solicitor in Bourne will inform the purchaser of the home's tax band as soon as they are notified.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,501.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the resident is living in long term residential care. The Valuation Office Agency (VOA) assign council tax bands for new build properties, and where the owner has requested a revaluation.

Band South Kesteven Tax (2018)
A £1,092
B £1,274
C £1,456
D £1,638
E £2,002
F £2,366
G £2,730
H £3,275

Can I dispute my band?

From April 2016 to March 2017, 20 council tax challenges were made, and 10 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
3rd Floor
Churchgate
New Rd
Peterborough
PE1 1TT
Cambridgeshire

Stamp Duty on Bourne properties

Stamp duty will be payable by the homebuyer on properties sold for more than £125k. Submitting the SDLT1 form to HM Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical Bourne properties:

  Average sale price (2017) Stamp Duty
Average price £223,305 £1,966.10
Average price (detached) £278,325 £3,916.25
Average new build £205,896 £1,617.92

Stamp duty relief for first-time buyers in Bourne

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you own another home or share in a home you will be subject to a 3% surcharge. Following the example above, if a homeowner bought a second property in Bourne for the average price of £223,305 the SDLT would be £11,165.25.

Conveyancing solicitors in Bourne will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bourne

New build site

The potential risks of purchasing a leasehold house or flat in the UK are increasingly coming to light. The numerous common problems lying in wait for an uninformed purchaser could include:

  • excessive freehold premiums
  • unreasonable ground rents
  • incomplete management company accounts
Poor leasehold guidance, from a property lawyer with limited leasehold experience, could lead to serious consequences.

If you are planning to buy a leasehold property, a competent conveyancing solicitor in Bourne will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease itself
  • managing agent practices
  • current-year service charge estimates
  • unexpired lease terms
  • insurance covenants

Ensure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Bourne?

House under construction

Based on local data compiled by the Land Registry, 112 new build homes were purchased in Bourne last year. The average price for new builds in Bourne is £205,896.

A new-build conveyancing solicitor in Bourne must be familiar with Bourne-specific considerations and the extra complexities of new build, e.g. dealing with delays associated with off-plan, investigating road and drainage issues and working with warranty providers such as NHBC, Advantage and Foundation.

Our new build conveyancing team are experts in new build purchases and working to tight developer deadlines.

Lincolnshire Conservation areas

If you are planning to purchase a property in one of Bourne's conservation areas, the property must be compliant with any local conservation area constraints. These building controls can include anything from restrictions affecting frontal additions to the property such as a porch, to restrictions on the addition of cladding.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Parts of Bourne are within a conservation area governed by the South Kesteven local planning authority (LPA). Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bourne's conservation areas.

Conveyancing - Selling a property in Bourne

The conveyancing process on a sale of a home is more straightforward than for a property purchase. For a house purchase, the burden lies entirely with the buyer to make sure that the legal title of the property is legally sound.

In contrast, for a sale, conveyancing solicitors in Bourne acting for the existing owner only need to answer the buyer's solicitor's formal enquiries.

Why do sales fall through?

Homes can be burdened by legal issues (e.g. a solar panel 'rent a roof' scheme) that can protract the conveyancing process.

Property experts usually advise that vendors address these issues immediately.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is much more specialised than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Bourne will usually undertake additional work, for example requesting an up-to-date service charge statement, through to a copy of any health and safety assessment for the common parts.

It is strongly advised that the vendor contact a solicitor as soon as the property is marketed, if not before, to reduce delays associated with leasehold property, especially delays relating to freeholders and managing agents.

What if you are already acting for the other side?

SRA rules prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both parties.

You could contact a law firm in Bourne to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Bourne

Homeowners remortgage for a variety of reasons, for example fixing the mortgage on a new discounted rate, or consolidating debts. The main reason, however, is to lower their monthly repayments.

A proactive conveyancing solicitor in Bourne can reduce the remortgage processing time, and move you to the better rate sooner. With possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting on to the rate you want.

Your property lawyer needs to be able to act for your new bank or building society. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are moving to an offset mortgage with the NatWest or to a capped-rate mortgage with the Hinckley and Rugby Building Society, our remortgage specialists can help.

Gaynor Haliday, Legal researcher

About the author

Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.

Read more about this Quittance Legal Expert

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